Your original intent may have been a flip, but if that changed to an "investment" intent due to market changes, then that's perfectly acceptable.

We completed refurb and got it listed in September, but it's not clear it will get an acceptable offer by November, then it gets quiet for sales.

@Dean HulsingOnce you understand the environment in which the business operates (local tenant population, average rents, physical and economic vacancy rates, the growth / decline of the local economy, the risk of the local economy (i.e. does most of the tenant population work for a single (cyclical, declining, growing) employer)), then you can compare the business (property) to its peers and evaluate its shortcomings and potential.After the above, you should be able to put a value on the business and, if it looks to be a profitable, long term venture, issue a Letter of Intent (LOI) with your offer and deal framework,  If accepted, you then dig-in and conduct the formal diligence.

I would offer that you place a third party manager that is acceptable to the seller in lieu of a bond.

Where can i find a good CPA faster and do you think they would accept part-time after i have a property deal?

Instead, the county council is restricting rural growth (unless you're a Master Builder campaign contributor) and channeling it into the western urban county.Seller situations vary, too: The seller of the low-priced comp home may have had very motivated sellers who accepted a lowball offer. 

I want to make an offer on a REO using a LLC (or whit a S Corp ) as a purchaser, once they accept the offer I will sign on behave of the LLC in order to get the contract, now that I secure the deal I will talk to my possible partners (I have already 6) investors to join me and I will let them close using the same LLC but at this point I will transfer it to them for a finder´s fee plus we will draw a JV agreement in which will state that we will split the profit at 50% on this way they will have the security on been on title and I will get the security of gaining my profit.Can this be done on this way  ?

@Jason Jones There is a event going on November 18th in Dallas.Its called the Real Estate Investing Social Club.

Clear guidelines for tenant acceptability are important.Automobile exposure is generally limited to hired non-owned but may include service vehicles.

In my state, the acceptance of any payment after the pay or quit is served negates the notice and makes you start over.A lot of tenants have successfully argued late fees as usury.